Antigua Real Estate: A Detailed Overview for International Buyers

With tourism growth of 15 percent in the first half of 2024 compared to 2023, Antigua real estate investment is a prime opportunity for foreign investors wishing to buy property in the Caribbean. This guide will provide details on buying real estate in Antigua and Barbuda, including investing in approved properties to qualify for the country’s citizenship by investment program.

Antigua Real Estate Market Overview

Antigua and Barbuda’s real estate market is well-established and has seen a significant boost over the last year. The Antigua and Barbuda Tourism Authority reported a 15 percent increase in overnight visitor numbers between January and June 2024 compared to the same period in 2023. Additionally, foreign nationals purchasing real estate in Antigua and Barbuda to obtain citizenship by investment program remains popular, further strengthening Antigua’s real estate market.

Savills reported that residential property demand in Antigua and Barbuda remained buoyant post the COVID-19 Pandemic, particularly among European buyers, with British making up 60 percent and other European nationals making up 25 percent of foreign buyers. Being just 108 square miles in size, property like luxury real estate perform well in the market and are in high demand, which also poses a challenge for new buyers looking to enter the market.

Property types in Antigua

A diverse range of property options are for sale in Antigua and Barbuda:

• Villas and luxury homes: Antigua and Barbuda is known for beachfront properties and luxury villas, offering modern amenities, such as a private swimming pool, jacuzzi, and direct beach access.
• Condos: These can range from beachfront condominiums with incredible views to apartments in residential complexes or Antigua resort-style developments.
• Land and lots: Purchase land to build a house or new construction, whether for residential, commercial, or investment purposes.
• Historical properties and estates: Antigua and Barbuda’s colonial history is often reflected in its architecture, which includes old sugar plantations and estates.
• Commercial properties: These include office buildings, retail spaces, hotels, and restaurants.

Antigua Property Market Trends

Tourism makes up more than 60 percent of the national income in Antigua and Barbuda, and its increasing popularity as a tourist destination has led to increased investment from international hotel brands and interest from real estate developers. The rise in affluent tourist numbers has resulted in a shortage of available luxury accommodation options.

With land lots for sale in locations such as the South Coast, which offers extensive yachting facilities, nearby islands, and high-class restaurants in the Nelsons Dockyard UNESCO World Heritage Site, foreign investors can reap significant finance gains by developing luxury real estate on the island. There is also a growing interest in eco-friendly and sustainable real estate projects, aligning with global trends towards more environmentally conscious living.

Many investors purchase Barbuda homes for short-term vacation rentals in popular tourist areas, taking advantage of the thriving tourism industry. As a result, Antigua and Barbuda property prices have increased steadily over the past few years. However, prices are relatively cheap compared to the overall Caribbean real estate market. The Antigua and Barbuda citizenship by investment program offers approved real estate projects in selected areas prime for growth, allowing foreign nationals to invest in them and benefit financially while obtaining citizenship.

Why make an Antigua and Barbuda real estate investment?

Whether you’re looking to retire on an island oasis, buy a Caribbean holiday home, or invest in Caribbean real estate for a passport, buying a property in Antigua and Barbuda is a fantastic investment. In Antigua and Barbuda, you can enjoy:

Where to buy real estate in Antigua and Barbuda?

Antigua and Barbuda is divided into the parishes of Saint George, Saint John, Saint Mary, Saint Paul, Saint Peter, and Saint Philip.

Here’s our curated list of where to look for a dream property in Antigua and Barbuda:

• Barbuda
• Dickenson Bay
• English Harbour
• Falmouth Harbour
• Galley Bay
• Hodges Bay
• Jolly Harbour
• Nonsuch Bay
• Runaway Bay
• Willoughby Bay

In these villages and towns in Antigua, you’ll find attractions like marinas, golf courses, shopping centers, and an array of fabulous restaurants and bars catering to every taste and cuisine. One thing’s for sure, a real estate purchase in one of these towns is a wise decision both financially and for quality of life.

Finding Antigua and Barbuda Property for Sale

There are many resources available to find a house to buy in Antigua. Several international real estate websites list real estate in numerous towns and harbors across the twin islands. These Antigua real estate websites include:

• Sotheby’s International Realty
• RE/MAX 365 Antigua
• 7th Heaven Properties
• Stanley’s Real Estate

Properties for sale in Antigua and Barbuda

Antigua and Barbuda Real Estate Investment for Citizenship

Antigua and Barbuda’s Citizenship by Investment (CBI) Program allows investors to acquire an Antigua and Barbuda passport by making a real estate investment in the nation.

While the program offers four Antigua and Barbuda investment options, Antigua or Barbuda real estate is the best route to citizenship.

Antigua and Barbuda real estate investment CBI requirements:

• Buy Antigua and Barbuda real estate worth at least $300,000
• The property must come from the government’s list of Antigua and Barbud-approved areas
• The investment must be held for at least five years
• Property registration, processing fees, and taxes must be paid in addition to the property purchase

Antigua and Barbuda approved real estate areas

Real estate projects offering homes and commercial properties for sale in Antigua and Barbuda’s citizenship by investment program must be government-approved.

Approved areas listed by the Antigua and Barbuda Citizenship by Investment Unit (CIU) include:

Antigua

• Fort James to Blue Waters
• Pillar Rock to Five Islands
• Pearns Point to Johnson’s Point
• Falmouth Harbour to Galleon Bay
• Willoughby Bay to Half Moon Bay
• Non Such Bay
• Guiana Island and its environs to Crabbs Peninsula to Indian Point
• Marble Hill

Barbuda

• Low Bay to Palmetto Point and Coco Point
• Coco Point

Step-by-Step Guide: Buying Antigua/Barbuda Real Estate

1. Explore the real estate options that align with your goals. If it’s a rental property, you may consider rental demand and potential rental income. If it’s a second home, you may consider accessibility to amenities and the local culture and lifestyle.
2. Once you’ve identified a suitable property, have an attorney assess the deed and ensure there are no encumbrances on the property purchase.
3. After ascertaining the property’s legality, your attorney can Prepare the Sales and Purchase Agreement.
4. If you’re a non-citizen, you must apply for an Alien Landholding License (ALHL) from the Ministry of Justice and Legal Affairs to complete the purchase, which is five percent of the purchase price. Non-citizens buying approved Antigua Golden Visa real estate to obtain Antigua and Barbuda citizenship by investment do not require an ALHL.
5. ALHLs typically take five months to prepare; in the meantime, secure the property by paying a 10 percent deposit to the seller.
6. You can ask your attorney to register a restriction blocking others from tampering with the property without your consent.
7. After receiving your ALHL, complete the purchase by paying the amount agreed in the Sales and Purchase Agreement, as well as the stamp duty, which is 2.5 percent of the property value.
8. Once all payments and documents are finalized, your attorney will register the sale with the Land Registry Department, transferring your name to the title deed.

Alien Landholding License

Obtaining an Alien Landholding License (ALHL) is required for foreigners purchasing Antigua real estate. The license is charged at a minimum of five percent of the property’s value.

CBI real estate purchase

Buying Antigua property approved under Antigua and Barbuda’s CBI program for at least $300,000 waives the requirement to obtain an ALHL.

Tips for buying investment rental property

1. Research potential rental demand in different towns, considering the potential for development in infrastructure, attractions, and local amenities.
2. Seek advice from a real estate agent familiar with the local market and investment property.
3. Consider the property’s long-term rental potential by evaluating rental trends and the ability to attract future tenants.
4. Prepare for challenges, such as unexpected maintenance, tenant turnover, and legal requirements.
5. Contemplate employing the services of a property management company to handle tenant issues and maintenance.
6. Assess long-term profitability by calculating expenses against expected rental yield, including annual property tax, maintenance, and property management fees.

Antigua Property Transaction Costs

When considering Antigua and Barbuda transaction costs, factor in the following:

• Alien Landholding License fee – Five percent of the property’s value
• Stamp Duty – The buyer pays about 2.5 percent of the purchase price towards transfer charges, while the seller pays 7.5 percent
• Legal fees – Minimum two percent of the property’s value
• Insurance cover against risk – Two percent
• Commission fees – Generally five to seven percent of the purchase price and applicable when using the services of a real estate agent, accountant, attorney, or other professional during the purchasing process
• If you want to sell your property down the line, you’ll need to pay a seven percent stamp duty fee, two to three percent in legal fees, plus a five percent appreciation tax.

Antigua and Barbuda Property taxes

Property owners in Antigua and Barbuda are required to pay Antigua property tax. Property tax is usually charged at the market price point, and rates vary from 0.1 percent to 0.5 percent, depending on the property value and use.

Do note that if you’re a non-resident owner of undeveloped land, you must pay a land tax of 10 percent to 20 percent on the value of the land, depending on how long you’ve owned the plot. Similarly, a non-resident leasing out of properties on the island is subject to a 25 percent tax rate of the net rental income.

Why use Global Citizen Solutions?

Global Citizen Solutions is a multidisciplinary firm offering bespoke residence and citizenship solutions in Europe and the Caribbean. In a world where the economy and politics are unpredictable, having a second citizenship opens up opportunities and creates flexibility for you and your family.

So, why work with Global Citizen Solutions to obtain Antigua and Barbuda citizenship?

• Authorized International Marketing Agent. Global Citizen Solutions have official certification by the Government of Antigua and Barbuda to promote and market their Citizenship by Investment program. You can find a copy of our certificate by clicking the image on the right
• Global approach by local experts. We are corporate members of the Investment Migration Council, with local expertise in all five Caribbean CBI programs.
• 100 percent approval rate. We have never had a case rejected and will offer you an initial, free-of-charge, due diligence assessment before signing any contract.
• Independent service and full transparency. We will present to you all the investment options available, and all expenses will be discussed in advance, with no hidden fees.
• An all-encompassing solution. A multidisciplinary team of immigration lawyers, investment specialists, and tax experts will take into consideration all your and your family's mobility, tax, and lifestyle needs.
• Confidential service and secure data management. All private data is stored within a GDPR-compliant database on a secure SSL-encrypted server.

Frequently Asked Questions about Antigua and Barbuda Real Estate

Why should I buy Antigua real estate?

Buying Antigua and Barbuda real estate shares means owning a property in a stable country with profitable returns thanks to a bustling tourism industry. If you purchase Antigua/Barbuda real estate through the citizenship program, you can obtain Caribbean citizenship.

Can foreigners own Antigua real estate?

Foreigners can buy properties in Antigua and Barbuda. There are no restrictions on foreign buyers acquiring land or building. The only requirement is to obtain a non-citizen’s Landholding License.

Does Antigua have property tax?

Taxes in Antigua include property tax, which is charged at 0.1 percent to 0.5 percent of the property value.

How much does a home cost in Antigua?

The average cost of a dream home in Antigua ranges anywhere between $250,000 and $12 million, depending on the type of property and its location.

What makes Antigua a desirable location for real estate investment?

Areas like St John’s, St Paul, and Non Such Bay offer a blend of natural beauty and lucrative investment opportunities in Antigua real estate. Foreigner buyers can find properties for sale with sea views, direct beach access, and swimming pools for reasonable prices.